Would talk to an attorney but my understanding is that if you know the people who are investing with you and they are all accredited then you can get away with just the investor questionnaire, operating agreement, and the subscription agreement.

This is a better option in my opinion, as the incentives for the provider and investor are more aligned ... but most are private placements that require accredited investors, which most newbies are not.

Get a coach if you want to go big.   2) If you are accredited and like passive approach (have job, family, get the benefits, but don't want to have another job), take a look at good syndication deals.  3 keys to success: strong market (pop, job growth, catalysts); strong deal - CoC 10%; IRR 20% over 5yr hold; team - experienced track record of success; sponsors put $ in deal w/you.  

Property #1 5/2016Location: Atlanta suburb (Buford)Brand new construction single family home. School

How does a school, that wreaks of con artists, that charges $30-50k for classes not have any accredited reviews, news reports, ect?  

Personal residence is excluded from net worth figures, at least as far as accredited investors are concerned.

My wife stays at home and homeschools our 3 kids.

Also if you are raising money in a GP/LP structure do the LP's need to be accredited investors or not?

I have an inside look when I asked them how our company could be an accredited installer.

You can search brokers who have this accreditation by area and specialty.